Multifamily Proforma — 2 to 20 Units
LAUNCH20
Use code LAUNCH20 at checkout for 20% off.
The small-multifamily underwriting tool the market never built.
5–20 units is the most underserved segment in real estate investing. This proforma is built specifically for it.
Big-apartment models are overkill. SFR calculators are too thin. If you buy 8-unit or 12-unit buildings, you live in the gap between them — and nobody builds tools for it. This proforma does. A rent-roll tab, a full income waterfall, per-unit operating benchmarks, IRR and equity multiple, and a 1.25 DSCR threshold gate — everything sized for small multifamily, nothing you don't need. It ships with a pre-loaded 15-unit test deal so you can see exactly how a professional underwrite reads before you touch your own numbers.
What's inside
Rent-roll tab — unit-by-unit rent schedules, not a blended guess. Model vacancies, below-market leases, and rent-up unit by unit.
Full income waterfall — from gross potential rent through vacancy, operating expenses, debt service, and distributable cash flow, every step visible.
14-line operating expense budget with per-unit benchmarks — insurance, taxes, management, maintenance, utilities, reserves, and more, each benchmarked per unit so you can spot a bloated line item instantly.
IRR & equity multiple — the two metrics that define multifamily returns, calculated across the full hold period.
1.25 DSCR threshold gate — the coverage ratio most commercial lenders require on small multifamily, built in as a pass/fail check.
Pre-loaded 15-unit test deal — a fully worked example so you can learn the model, sanity-check your own inputs, and see what a clean underwrite looks like.
Who this is for
Buyers targeting 5–20 unit buildings who are tired of forcing SFR calculators or institutional apartment models to fit.
Current small-multifamily owners re-underwriting their portfolio to decide whether to hold, refinance, or sell.
Analysts and underwriters who want per-unit expense benchmarks to challenge seller-provided T-12s.
How it works
Buy — checkout takes under two minutes; the workbook is yours to keep.
Instant download — no shipping, no waiting, no subscription.
Use — study the pre-loaded 15-unit test deal first, then overwrite it with your own property. Most buyers run their first real deal within the hour.
FAQs
"Why is this $67 when the SFR proforma is $47?" Scope. You're getting a unit-level rent roll, a 14-line benchmarked expense budget, IRR and equity multiple, and a lender-style DSCR gate — plus a fully worked 15-unit example. It's a different product class.
"My market's expenses are nothing like the benchmarks. Is this still useful?" Yes — the per-unit benchmarks are reference points, not locked values. Override every line with your own numbers; the benchmarks exist so you can see where your assumptions deviate from typical small-multifamily operating profiles.
"Will lenders take this?" It's an underwriting tool for your own decision-making, not a lender package. But the DSCR math, income waterfall, and reserve line items mirror what commercial lenders ask for — so your numbers will speak their language when you bring them the deal.
Pair it with the process. The Complete Deal Pack ($247, valued at $317 individually) includes this proforma plus the Go/No-Go framework, due-diligence checklist, closing checklist, LOI, and FL lease — the entire workflow from first look to closing.
Underwrite your next building like you already own ten. Add to cart — $67. LAUNCH20 takes 20% off at checkout.
DealReady's tools are educational resources — not legal, tax, or investment advice. Do your own diligence and consult qualified professionals before making investment decisions.
